Equestrian complex wins approval in Polk County

By Gina MaloneTimes-News correspondent

Published: Wednesday, April 24, 2013 at 4:30 a.m.

Last Modified: Tuesday, April 23, 2013 at 9:00 p.m.

TRYON — Polk County commissioners Monday unanimously approved an agreement between the county and Tryon Equestrian Properties LLC for construction of an equestrian complex on more than 1,000 acres in the White Oak/Green Creek area.

The development will include a hotel, heliport, arenas, a 6,000-seat stadium, golf course, spa and wellness center, restaurants, retail stores and an RV park, as well as 304 multi-family units and 539 single-family units.

The vote followed two public hearings — to establish a new equestrian zoning district and to approve entering into a 20-year development agreement — that brought out proponents of economic growth for the county as well as those fearful that the area would lose its rural character.

The area to be developed is located off Pea Ridge Road and Highway 74, and had previously been zoned a Multiple Use District. The major portion of the property was purchased in December 2012 by Tryon Equestrian Properties for $11 million after having been auctioned off months earlier. The previous owners, who had proposed the White Oak of Tryon golfing community, filed for bankruptcy.

Tryon Equestrian Properties partners Mark Bellissimo and Roger Smith, a resident of Polk County, held a community meeting April 15 to address concerns and answer questions from nearby property owners. More than 100 people turned out for that meeting as well as for Monday's public hearings, during which some people stood for over two hours.

Most of those who spoke at the public hearings were in favor of the proposed development, citing growth of the local economy, the addition of jobs and the ties the area already has to equestrian facilities and events.

Craig Hilton, chairman of Polk County's Economic & Tourism Development Commission, said he felt the project would bring "international recognition" to the county.

Nancy Wilson focused her comments on the jobs she sees the development bringing, called it an opportunity for "unique, controlled development" and growth.

"This is the right thing for Polk County and its future," she added.

Bill Hay, an equine veterinarian, also supports the development. While he appreciates the rural nature of the area, he said, he knows that change is inevitable.

"If I have to change," he said, "I'd like to change the right way."

Some of those who spoke were not for or against the project, but expressed concerns about the project being rushed through the approval process, the fear that many details had not been worked out and the possibility that the development might become as controversial as Bellissimo's development in Wellington, Fla.

Other concerns included noise and light pollution, increased traffic on secondary roads and the fear that property taxes might rise beyond the means of neighboring and longtime landowners.

Ann Pierce was one who spoke out at both public hearings against the development. Pierce said that while it is true the county needs jobs, she questions whether "seasonal, minimum-wage, working-at-the-fairgrounds jobs" are the ones needed. Pierce also said she had heard from a resident of Wellington of code violations and lawsuits associated with Bellissimo's Palm Beach International Equestrian Center.

Bellissimo told those gathered at the April 15 community meeting a little about his Wellington complex – how he had turned it from a facility generating $57 million a season in 2005 to one that in 2011 brought $180 million into the local economy.

He also stressed that, under his management, events at the facility have become more accessible to the public, and that the development last year helped raised $1.5 million in charitable contributions that went back into the local community.

An article in April's Boston magazine gives some of the background of the Wellington equestrian center and details Bellissimo's additions and changes to the development and troubles that have arisen as a consequence.

One landowner adjacent to the proposed Green Creek development, Mary Hay, said she had become "really nervous" when she looked at the Wellington development online. "It's the last thing I want to see when I look out my window," she said. "I'm selfish and I want my rural neighborhood preserved."

David Pschirer is another resident who will be a neighbor to the development. He worries about, among other things, noise, congestion, the heliport and events that might be scheduled without a need for permits from the county.

In a letter to the Tryon Daily Bulletin last week, Pschirer wrote: "I am not attempting to stop this growth. But I am alarmed at some of the pre-approved rights granted the developer, with no requirements for future input from Polk County citizens."

Shannon Carney, another adjacent homeowner, echoed Pschirer's concerns, saying the agreement seemed to give "carte blanche" to the developers. Gary Poague said he was not against the development, but felt commissioners were letting the developer "run the show."

Bellissimo said land off Highway 74 was purchased as a main entrance to the development in order to keep traffic off of community roads. But Michael Devere, who lives nearby, said he believes a traffic study needs to be done. He believes that, even with access off of the highway, visitors to events will still use the back roads, including a dangerous intersection at Highways 9 and 14.

Commissioner Ray Gasperson was the only commissioner to speak at the end of the public hearing. He said the planned development is consistent with the Polk County 20/20 Vision Comprehensive Plan adopted in 2010. He foresees the project strengthening the county's equine industry and the tax base as well as bringing "a large number of jobs."

The amount of long-term investment by the developer could exceed $90 million, the agreement states, creating a tax base of more than $500 million.

After some minor changes, including requiring an onsite public safety facility, restricting heliport use and requiring vegetation and berms between the RV/camp area and adjacent landowners, the development agreement was approved by commissioners.

Bellissimo has stated that his group needed approval now so that they could be ready for the 2014 season. The agreement calls the proposed development, located in White Oak Township and Green Creek Township, "Tryon International Equestrian Center." Its proposed Tryon Equestrian Festival, which Bellissimo has said will bring in large numbers of tourists, is scheduled for spring and summer months.

Bellissimo said during the community meeting that he estimates six or seven horse shows will be held initially, but those numbers are not definite. When asked for numbers of people the events might bring into the area, he estimated from 5,000 to 9,000.

His goal, he said, is to "inject the economic engine" in Polk County. Tryon, he said, with its many areas of horsemanship, "is one of the most rare equestrian communities in the country."

Polk County's ETDC provided a 2012-13 Annual Review during the regular board meeting following the public hearings. In their report, commission members call Polk County the "fourth most important equestrian area in the U.S.," and anticipate a 30 percent growth in equine-related industry in the next 10 years. They also project 400 jobs to be created by the proposed equestrian development.

<p>TRYON — Polk County commissioners Monday unanimously approved an agreement between the county and Tryon Equestrian Properties LLC for construction of an equestrian complex on more than 1,000 acres in the White Oak/Green Creek area. </p><p>The development will include a hotel, heliport, arenas, a 6,000-seat stadium, golf course, spa and wellness center, restaurants, retail stores and an RV park, as well as 304 multi-family units and 539 single-family units.</p><p>The vote followed two public hearings — to establish a new equestrian zoning district and to approve entering into a 20-year development agreement — that brought out proponents of economic growth for the county as well as those fearful that the area would lose its rural character. </p><p>The area to be developed is located off Pea Ridge Road and Highway 74, and had previously been zoned a Multiple Use District. The major portion of the property was purchased in December 2012 by Tryon Equestrian Properties for $11 million after having been auctioned off months earlier. The previous owners, who had proposed the White Oak of Tryon golfing community, filed for bankruptcy. </p><p>Tryon Equestrian Properties partners Mark Bellissimo and Roger Smith, a resident of Polk County, held a community meeting April 15 to address concerns and answer questions from nearby property owners. More than 100 people turned out for that meeting as well as for Monday's public hearings, during which some people stood for over two hours.</p><p>Most of those who spoke at the public hearings were in favor of the proposed development, citing growth of the local economy, the addition of jobs and the ties the area already has to equestrian facilities and events. </p><p>Craig Hilton, chairman of Polk County's Economic & Tourism Development Commission, said he felt the project would bring "international recognition" to the county.</p><p>Nancy Wilson focused her comments on the jobs she sees the development bringing, called it an opportunity for "unique, controlled development" and growth. </p><p>"This is the right thing for Polk County and its future," she added. </p><p>Bill Hay, an equine veterinarian, also supports the development. While he appreciates the rural nature of the area, he said, he knows that change is inevitable. </p><p>"If I have to change," he said, "I'd like to change the right way."</p><p>Some of those who spoke were not for or against the project, but expressed concerns about the project being rushed through the approval process, the fear that many details had not been worked out and the possibility that the development might become as controversial as Bellissimo's development in Wellington, Fla. </p><p>Other concerns included noise and light pollution, increased traffic on secondary roads and the fear that property taxes might rise beyond the means of neighboring and longtime landowners.</p><p>Ann Pierce was one who spoke out at both public hearings against the development. Pierce said that while it is true the county needs jobs, she questions whether "seasonal, minimum-wage, working-at-the-fairgrounds jobs" are the ones needed. Pierce also said she had heard from a resident of Wellington of code violations and lawsuits associated with Bellissimo's Palm Beach International Equestrian Center.</p><p>Bellissimo told those gathered at the April 15 community meeting a little about his Wellington complex – how he had turned it from a facility generating $57 million a season in 2005 to one that in 2011 brought $180 million into the local economy. </p><p>He also stressed that, under his management, events at the facility have become more accessible to the public, and that the development last year helped raised $1.5 million in charitable contributions that went back into the local community.</p><p>An article in April's Boston magazine gives some of the background of the Wellington equestrian center and details Bellissimo's additions and changes to the development and troubles that have arisen as a consequence.</p><p>One landowner adjacent to the proposed Green Creek development, Mary Hay, said she had become "really nervous" when she looked at the Wellington development online. "It's the last thing I want to see when I look out my window," she said. "I'm selfish and I want my rural neighborhood preserved."</p><p>David Pschirer is another resident who will be a neighbor to the development. He worries about, among other things, noise, congestion, the heliport and events that might be scheduled without a need for permits from the county. </p><p>In a letter to the Tryon Daily Bulletin last week, Pschirer wrote: "I am not attempting to stop this growth. But I am alarmed at some of the pre-approved rights granted the developer, with no requirements for future input from Polk County citizens."</p><p>Shannon Carney, another adjacent homeowner, echoed Pschirer's concerns, saying the agreement seemed to give "carte blanche" to the developers. Gary Poague said he was not against the development, but felt commissioners were letting the developer "run the show."</p><p>Bellissimo said land off Highway 74 was purchased as a main entrance to the development in order to keep traffic off of community roads. But Michael Devere, who lives nearby, said he believes a traffic study needs to be done. He believes that, even with access off of the highway, visitors to events will still use the back roads, including a dangerous intersection at Highways 9 and 14.</p><p>Commissioner Ray Gasperson was the only commissioner to speak at the end of the public hearing. He said the planned development is consistent with the Polk County 20/20 Vision Comprehensive Plan adopted in 2010. He foresees the project strengthening the county's equine industry and the tax base as well as bringing "a large number of jobs."</p><p>The amount of long-term investment by the developer could exceed $90 million, the agreement states, creating a tax base of more than $500 million. </p><p>After some minor changes, including requiring an onsite public safety facility, restricting heliport use and requiring vegetation and berms between the RV/camp area and adjacent landowners, the development agreement was approved by commissioners.</p><p>Bellissimo has stated that his group needed approval now so that they could be ready for the 2014 season. The agreement calls the proposed development, located in White Oak Township and Green Creek Township, "Tryon International Equestrian Center." Its proposed Tryon Equestrian Festival, which Bellissimo has said will bring in large numbers of tourists, is scheduled for spring and summer months.</p><p>Bellissimo said during the community meeting that he estimates six or seven horse shows will be held initially, but those numbers are not definite. When asked for numbers of people the events might bring into the area, he estimated from 5,000 to 9,000. </p><p>His goal, he said, is to "inject the economic engine" in Polk County. Tryon, he said, with its many areas of horsemanship, "is one of the most rare equestrian communities in the country."</p><p>Polk County's ETDC provided a 2012-13 Annual Review during the regular board meeting following the public hearings. In their report, commission members call Polk County the "fourth most important equestrian area in the U.S.," and anticipate a 30 percent growth in equine-related industry in the next 10 years. They also project 400 jobs to be created by the proposed equestrian development.</p>